The Letter Maui County Doesn't Want Everyone Seeing (Bill 9 Update)

The First 14 days of Maui Escrow Will Test You. Here's What to Expect

Wire instructions. Title reports. Termite poop in the cabinets. The first fourteen days after your Maui offer gets accepted throw all of it at you at once. If you want extra eyes on this process so nothing catches you off guard, the Aloha Vision Quest is where that conversation starts: bit.ly/avq-booking [http://bit.ly/avq-booking] Once your offer is accepted, the real work begins. Jon and Daniel walk through exactly what hits your inbox in the first two weeks of a Maui escrow: earnest money wire instructions, rental agreements and property management contracts, seller's disclosure statements, condo association documents that can run six hundred pages, preliminary title reports, and the termite inspection that has to land within two weeks of closing or you start the clock over. They also cover the strategy behind it. Why buyer's agents want to stretch out contingency periods and seller's agents want to burn through them fast. Why the seller's disclosure is the most ignored document in the transaction and the one most likely to cause a lawsuit later. And why reading the actual contract, not just what "everyone on Maui always does," is the difference between a smooth close and a fight. If you are five to ten years out from a Maui move and want to understand what escrow actually looks like before you are living it, this is required watching. Ready to talk through your own timeline? Start with the Aloha Vision Quest: bit.ly/avq-booking [http://bit.ly/avq-booking] Not ready for a call yet? Grab the 3 Paths guide first: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] E komo mai. Maui no ka oi.

The Maui Condo Rental List Just Changed Again, Here's What's New

Bill 9 and Bill 88 have new names: Ordinance 599 and Ordinance 68. The list of Maui condos allowed to keep renting just changed again, and a few complexes got pulled off overnight. Wondering if your condo made the list? Book a free Aloha Vision Quest and we'll walk through it together: bit.ly/avq-booking [http://bit.ly/avq-booking] Aloha Hulahans, if you've been trying to keep up with Maui's vacation rental rules, today's episode is for you. Jon and Daniel break down what Bill 9 and Bill 88 actually became, why the names keep changing, and what it means for the roughly 38 condos still under review for hotel zoning. We cover the five criteria the county is using to decide which properties get to stay vacation rentable: front desk hotel-like operation, leasehold status, sea level rise exposure, affordability concerns, and timeshare mix. We also walk through recent changes, including Mahina Surf's path back onto the list and Hale Onoloa's removal after its leasehold units converted to fee simple. If you own or are considering a condo on this list, the deadlines matter. West Maui properties move to apartment zoning in 2029. Every other district follows in 2031. Hotel zoned condos remain the safest play with no expiration on rentability, though they now carry a price premium the market has not fully embraced yet. We also get into the Hotlist in the backhalf of the show, walking through listings across Kihei, Kahana, Kapalua, and Wailuku, with real numbers on what is selling, what is sitting, and why. Ready to figure out where your Maui goals fit into all of this? Book your Aloha Vision Quest, a free 30 to 45 minute conversation to map your path forward: bit.ly/avq-booking [http://bit.ly/avq-booking] Not ready for a call yet? Start with our free 3 Paths guide to see which route fits you best: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] Maui no ka oi.

You Don't Need Multiple Trips, You Need This

Everyone tells you that you need 5, 6, 7 trips to Maui before you can actually pull the trigger. That's a lie real estate agents love to keep alive. One focused conversation can do more for your Maui dream than a decade of vacations ever could. Ready to find out if Maui is actually right for you? Book your free Aloha Vision Quest call, one conversation, real clarity: bit.ly/avq-booking [http://bit.ly/avq-booking] In this Aloha Friday episode, Daniel and Jon bust one of the biggest myths in Maui real estate. We talk about why most "buying trips" are really just vacations in disguise, what actually needs to happen on a real buying trip, and how the Aloha Vision Quest turns a 30 to 45 minute conversation into a clear path forward. No pressure, no hard closes, just questions that help you figure out what you actually want. Then we jump into this week's Hot List, real listings across Kihei, Kula, Haiku, Kahana, and Molokai, with the honest pros, cons, and icks you won't find in the listing remarks. Retire with Maui is hosted by Daniel Rude and Jon Brath, your guides to buying, selling, and retiring on Maui the smart way. Book your free Aloha Vision Quest here: bit.ly/avq-booking [http://bit.ly/avq-booking]

Maui Taxes Some Condos at Vacation Rental Rates Even Where Vacation Rentals are Banned

There is a condo complex on Maui where short-term rentals are forbidden by the AOAO and taxed by the county at the short-term rental rate anyway. If that sounds like a mistake, it is not. It is the system working exactly as written. Find out which tax bracket your Maui plan actually lands in. Book your Aloha Vision Quest: https://bit.ly/avq-booking [https://bit.ly/avq-booking] Mahinahina Beach is the example, and the mechanism is highest and best use. Maui County classifies property by what it could be, not by how you actually live in it. That one quirk explains why so many mainland buyers arrive with a tax number that has nothing to do with what they will owe. This week on the Maui Hot List, Jon and Daniel walk through how property tax classification actually works on Maui, why the same condo can carry four completely different bills, and why the classification question belongs at the front of your search instead of the end of it. WHAT WE COVER Owner occupied, second home, long term rental, and short term vacation rental. Four brackets, four sets of math. Why Maui carries some of the lowest owner occupied property tax in the country and the steepest short term rental rate in the state at the same time. The $300,000 homestead exemption, what it takes to qualify, and why the paperwork timeline surprises almost everyone. Establishing Hawaii residency. Living here is step one. Filing your federal return as a Hawaii resident is the step people forget. Why Maui is the only county in Hawaii without an age based exemption at 65. Highest and best use assessment, and the condos where your AOAO and your tax bill disagree. The two payment dates, February 20 and August 20, and the December 31 exemption deadline that the county is now discussing splitting into two windows. Rates are tiered, they move, and they are set annually by Maui County. Confirm current figures with the county before you build a budget around them. Sands of Kahana, our recent Deal of the Week, went pending. START WITH CLARITY Which bracket you land in changes the monthly number by thousands of dollars. Running property searches before you know your bracket is how buyers spend a year gathering answers to questions about homes they will never own. The Aloha Vision Quest is a conversation about what you want Maui to be for you. Numbers, neighborhoods, and strategy come after that. Book your Aloha Vision Quest: https://bit.ly/avq-booking [https://bit.ly/avq-booking] Not ready for a conversation? Start with the 3 Paths guide and figure out which one you are actually on: https://bit.ly/maui-3paths-yt [https://bit.ly/maui-3paths-yt] Want the tax one pager we referenced in this episode? Drop a comment or send us an email and we will get it to you. WHO WE ARE Jon Brath is a co owner of dreams2REALITY Hawaii, RS-76551. Native Hawaiian, born and raised on Molokai, 22 years in real estate. Daniel Rude is a co owner of dreams2REALITY Hawaii, RS-79734. Ten years and more than 300 Maui and Oahu transactions. dreams2REALITY Hawaii, brokered by Real Broker LLC. d2rhawaii.com [http://d2rhawaii.com] This channel is real estate education, not tax or legal advice. Property tax classifications, rates, and exemption rules change. Consult a Hawaii licensed CPA or tax professional before making decisions based on any figure discussed here. New episodes Monday, Wednesday, and Friday. Maui no ka oi.

Price Per Square Foot Means Nothing on Maui

Aloha Hulahans. Price per square foot, cap rate, days on market: the metrics that guide every mainland real estate decision either don't exist here or mean something entirely different. Jon Brath and Daniel Rude walk through the three forces that separate Maui from anywhere else you've bought property: physical scarcity that never cycles the way mainland inventory does, cash buyer concentration now running 30 to 50 percent of closed deals, and why the three paths framework, more than price per square foot ever could, determines whether a property actually fits the life you're trying to build here. Also covered: the Bill 88 update (38 complexes carved out of the original 7,000 units and holding vacation rentability so far) and this episode's Hotlist walkthrough across Kapalua, Napili, Kahana, and Maui Meadows. Figure out which of the three paths fits you: bit.ly/avq-booking [http://bit.ly/avq-booking] Not ready for that conversation yet? Start with the free 3 Paths guide: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] Maui no ka oi.